One- and Two- Family Frequently Asked Questions

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Permits
Single family log-in flow chart
Checklists
Zoning
Inspections
Licensing
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Contact City Planning and Development - Development Services:

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Note: The following questions and answers are for informational purposes only. Be sure to consult all applicable codes and ordinances for specific requirements relating to any project.

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Permits

Where do we get a permit?: The Permits Services Branch issues permits for previously approved residential master plans, permits that do not require plans review approval and permits with scope of work included in the approved building permit plans. See the CPD-DS online services and services available by fax to see if your permits can be issued by these methods.

The Plans Management Branch issues building permits for projects that have completed the plans review process.

See Develoment Services locations
How long does it take to get a permit?: A permit may be issued immediately following plan approval. Processing of a permit takes about 45 minutes. Since the plan review program started on July 5, 1995, the average turnaround time for plans in review is one day or less. With an appointment, review of a plan certified by an architect, engineer or designer with National Council of Building Design Certification is reviewed within one to two hours. A non-certified plan will be reviewed within two working days.
Are plans required to be certified by a licensed architect or engineer?: No. Certification of plans, however, is an option the applicant may use to shorten the plan review process. In order for an architect, engineer or NCBDC designer to certify plans, he or she must complete the Development Services’ "Residential Plan Certification Statement" form for each set of drawings and apply an original, non-photo-copied seal on the bottom of each "Statement." Pre-manufactured homes must have a Certification from the Missouri Public Service Commission (M.P.S.C.) or Housing and Urban Development (H.U.D.).
How many copies of a plan do we need to get a permit?: Please reference Information Bulletin No. 100 for one- and two-family dwellings and Information Bulletin No. 110 for all other projects. Go to: http://www.kcmo.org/codes.nsf/web/searchapp
What type of work requires a construction permit?: Construction of one- and two-family dwellings, additions, accessory buildings, decks more than 30" above grade, and alterations not considered as routine maintenance require permits. These include enclosing of open porches; structural alterations; swimming pools; demolition, moving or razing any structure; any work regulated by the building, electrical, plumbing, and mechanical codes and retaining walls more than 4’ in height measured on the low side or adjacent to a public way (sidewalk, alley, etc.). Call (816) 513-1511 for clarification when in doubt. Re-roofing requires a permit if there are structural modifications (sheathing, framing or extension of soffits) to the roof. Signage, including monument signs or project boards, requires a permit. Installation of gas-fired appliances requires a permit. Typically, replacement of plumbing or electrical fixtures or minor repair of existing systems does not require a permit.
Can Sidewalk/Drive Approach permits be obtained with building permit?: Yes, for one- and two-family building permits only. The applicant must have all current insurance(s) on file with Public Works as required for such work.
Can we do all work under a single permit?: No. Each trade requires separate permits.
Do you have maximum height restrictions for fences?: Yes. Generally, no fence shall be erected over six feet high. However, front and side yard fences may not be over 48 inches high. More
Do you have maximum height restrictions for detached garages?: Yes, 16 feet for garages (10 feet for sheds).
What are the requirements for accessibility for the disabled?: ADA requirements are enforced by the U.S. Department of Justice, not the CPD-DS. Private homes and residences 3 units or less are exempted from the requirements of ADA Title III. The 2006 IBC and ICC/ANSI A117.1-2003 are currently applicable for commercial projects.
What is the penalty for starting work without the proper permits?: If work is started without permits, the permit fee is doubled. Additionally, a stop work order may be issued at the job site and summons may be issued for work without permits. Summons may also be issued for continuing to work without permits after a stop work order has been issued.

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Single Family Log-In Flow Chart

image:Single Family Log-In Flow Chart

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Checklists

These are intended to be guidelines only. Plans are to be of sufficient clarity to indicate the nature and extent of work proposed and that such work is in conformance with applicable provisions of codes, ordinances, rules and regulations.

Pre-manufactured housing

Missouri Public Service Commission or Housing and Urban Development certification of plan and manufacturer.

Plans indicating room layout and orientation. Indication of the code or standard by which the home was constructed. Site plan with location and orientation of building on lot.

Foundation design details and means of permanent attachment to the structure is required. All structures (i.e. skids, beams, wheels, etc.) required for transportation shall be noted to be removed.

Wood I joists

Submit complete engineered Wood I joist design package including, but not limited to the following items:

Note on drawings that joists comply with the provisions of the International Building Code.

Provide joist framing plan(s) locating various joist types and location of all bracing web stiffeners.

List web stiffener material and grade and species of joist material.

Verify allowable loads do not exceed the values set forth in approved test report or provide complete structural design calculations listing all load combinations investigated and resulting net load per the International Building Code or International Residential Code.

Note allowable hole sizes, distance to supports and other requirements for web penetrations on drawings, per approved test report or design calculations.

Note lateral support requirements.

Requirements for Wood Trusses

Submit complete engineered wood truss design package including, but not necessarily limited to, the following items:

Provide truss design and framing plan(s) locating various truss type and bearing the non-photocopied seal of an architect or engineer registered by the State of Missouri.
Design parameters shall specifically reflect proposed project (i.e., spacing, span, bracing, loading, grade and species of chords and webs, etc.). Identify project on truss drawings.
Note on drawings that trusses comply with the provisions of the International Building Code or International Residential Code.
Verify design loads meet or exceed International Building Code or International Residential Code requirements for snow load and wind load.
List load combinations investigated and resulting net loads (required load combinations per International Building Code or International Residential Code.
Specify on drawings truss plate type used and list allowable plate stresses consistent with appropriate ICBO or ICC report. Provide member stresses for load case resulting in net uplift (as well as member stresses for maximum vertical down loads).
State which stress increases taken, if any, per the International Building Code. Show maximum uplift for each truss and note hold down requirements.
Specify all required lateral bracing requirements. Including top and bottom chord and web members.
Submit current verification from ICC-recognized quality control agency on satisfactory fabrication methods per International Building Code requirements. Note date of most recent inspection.

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Zoning

Platting of new developments must be approved and finalized prior to any permits being issued. Make sure this process is complete prior to applying for any permits to avoid delays.

Platted building lines and easements may require greater setbacks than stated below. These may be found either on a mortgage survey or through the Land Development Permits Branch, City Hall, fifth floor, (816) 513-2551. If all of the houses on the same side of the street in the same block setback further than required by the zoning ordinance and there is no platted building line, then any new house or addition to an existing house shall be setback at least as far as the closest house to the street (Zoning Ordinance Section 80-250).

What are the setback requirements for an addition?

See Information Bulletin No. 121 – Zoning Requirements for One- and Two-Family Dwellings and Information Bulletin No. 122 - Zoning Requirements for Detached Garages and Storage Sheds in Residential Zones.

What and when do the inspectors in the field monitor in zoning?

Side yard, front yard and rear yard setbacks’ requirements are inspected at the time of the footing inspection for compliance with the approved site plan. Also, the inspector will check the zoning at the rough-in inspections and/or the final inspection when there are projections beyond the footing(s).

If we need a zoning variance, how long does it take to get on the City agenda and obtain the variance?

Four to six weeks.

What should we do to help obtain the variance?

The first step in obtaining a Board of Zoning Adjustment variance of zoning requirements is to obtain a written zoning determination from CPD-DS. A zoning determination states the variances that will be required for your project and is required with your application for variance which is filed with the City Planning and Development Department, 414 E. 12th St., City Hall, 15th floor, (816) 513-2846. There is no fee for a zoning determination but two copies of the proposed site plan and elevations views of your project are required in order to complete the determination The application form, fee information and BZA schedule is available online.

You will receive notification of the hearing date, time, location and case number when you file your application. Hearings are held on the second and fourth Tuesday of the month and are typically held 45-30 days after your filing date. At the BZA hearing you or an authorized representative must present your request and be available to answer any questions the BZA may have. It is recommended that you meet with your neighbors and your homes association or neighborhood group prior to the hearing to resolve any issues or questions. Full agreement or consent of your neighbors is not required to obtain a variance and does not guarantee approval of your request but agreement is helpful to your case. The BZA will decide whether your case has merit based on your presentation, the testimony of the public and the specific circumstances of the property that may warrant the requested variances.

The BZA is a quasi-judicial board. Testimony is given under oath and the proceedings are recorded by a court reporter. Appeals of the decision of the BZA may be filed with the Court of Appeals in the County in which the subject property is located. The BZA may also consider a request for rehearing based on new and different information than may have been presented at the hearing. Any appeal of the BZA’s decision or request for rehearing must be filed within 30 days of the original decision date. While you are authorized to represent yourself, applicants to the BZA are advised to consider hiring an attorney to present their case.

If you are successful in receiving variances, CPD-DS will issue your requested permits provided all other related permitting issues are approved.

How much does the variance application cost?

See the application procedures, schedules and fees for the Board of Zoning Adjustment.

Is there a map we can get showing historical or special use areas?

Yes. The Historic Preservation Management Division of the City Planning and Development Department, 414 E. 12th St., City Hall, 26th floor, (816) 513-2902, has maps of Historic Districts in Kansas City, Mo., and copies of the "Kansas City Register of Historic Places," which lists designated properties by address. If a property is designated as a landmark on the Kansas City Register, a certificate of appropriateness must be approved by the Landmarks Commission prior to issuance of a building permit for any exterior improvements, including those which do not require a permit, such as repainting or replacing siding or windows.

The Historic Preservation Management Division should be contacted prior to making any exterior changes.

The City Planning and Development Department, (816) 513-2846, maintains an up-to-date map of planned districts and special review districts.

Current floodplain maps are located at the Permit Center, (816) 513-1451, and at the Plan Review Office, (816) 513-1497.

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Inspections

One- and Two- Family
Inspections Flow Chart
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Please note that it is the responsibility of the building permit applicant to coordinate all inspection activity and to ensure that City reviewed plans are on the job site for inspection purposes. Failure to have the reviewed, CPD-DS-stamped plans on the job site or not being ready for the requested inspection may result in a rejection of all inspections that were scheduled and the assessment of a reinspection fee.

What type of inspections do you require?

Inspections currently required for single-family residences are footing; foundation wall; plumbing, mechanical and/or electrical ground rough; garage and basement slab; pre-backfill; masonry fireplace throat; structural, mechanical, plumbing and electrical rough-in; electrical service; gas service; and final.

If we do not agree with an inspector or have trouble communicating with him (or her), what are our options?

Contact the duty supervisor at (816) 513-1568, the division manager of Inspections at (816) 513-1538, or the building official (816) 513-1478.

You may also make application for a Code Modification Request to the building official for a modification or interpretation of the code provision at issue. See Information Bulletin No. 101. The Building and Fire Codes Board of Appeals hears appeals of decisions, interpretations or determinations made by the building official and/or fire director. See Information Bulletin No. 126.

Information or application for a BFCBA hearing can be obtained at 414 E. 12th, City Hall, fifth floor, (816) 513-1463.

What finish items can be missing and still allow us to obtain a Temporary Certificate of Occupancy?

Items not required by code. Items not affecting the life/safety/health of occupant. Note: The project should be complete before calling for final inspection. Permit applicant may apply for a temporary certificate of occupancy if all safety-related items are completed. The lot shall have stable grade or erosion control devices and must remain in place during the temporary occupancy period. For renewal of a Temporary Certificate of Occupancy, a fee of $177.00 shall be assessed for the second and subsequent certificates. It is the responsibility of the permit applicant to request the issuance of a Temporary Certificate of Occupancy if one is needed. The signature of the applicant or owner is required for each temporary certificate.

The permanent Certificate of Occupancy will be issued and mailed to the permit applicant upon approval of all permitted work.

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Licensing

Can I do all trades (electrical, plumbing, heating ventilation and air conditioning, fire sprinkler system, etc.) or do they require licensed contractors?

See Information Bulletin No. 118 – Contractor Licensing and Certification Requirements. If you are a homeowner, see Information Bulletin No. 146 – Homeowner’s Exceptions to Licensing for Trades Permit Issuance.

Do you need an occupational license?

Yes. Contact the Finance Department at (816) 513-1135 for more information.

Are you on a calendar year basis?

Yes, for occupational license. Quadrennial renewal for contractor license is from date of issuance.

Do you prorate licenses purchased during the year?

Yes, for occupational license. No, for contractor license.

What is the cost?

$25 for general occupational license for first year and a percentage of Kansas City, Mo., gross receipts thereafter. Check with Finance Department, (816) 513-1135, City Hall, second floor.

Do you require a certificate of insurance on file with the City before a contractor can obtain a building permit?